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HomeMy WebLinkAbout1996-04-01 Ordinance 4339• • ORDINANCE NO. 4339 ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO AMENDING SECTION 18.08. 040 OF THE PALO ALTO MUNICIPAL CODE (THE ZONING MAP) TO CHANGE THE CLASSIFICATION OF PROPERTY KNOWN AS 315-335 EVERETT AVENUB/332-340 BRYANT COURT FROM RM-30 TO PC DISTRICT WHEREAS, the Planning Commission, after a duly noticed public hearing held February 14, 1996, a~d the Architectural Review Board, upon consideration at its meeting of January 18, 1996, have recommended that Section 18.08.040 (the Zoning Map) of the Palo Alto Municipal Code be~ amended as hereinafter set forth; and WHEREAS, the City Council, after due consideration of the recommendations~ finds that the proposed w~endment is in the public interest and will promote the pliblic health, safety and welfare~ NOW, 1~EREFORE, the Council of the City of Palo Alto does ORDAIN as follows: ~CTION 1. Section 18.08.040 of the Palo Alto ~unicipal Code, the "Zoning Map," is hereby amended by changing the zoning of certain property known as 315-335 Everett Avenue/332-340 Bryant Court {the "subject property 11 ) from "RM-30 Medium Density Multiple Family Residential District II to n PC Planned Conununi ty. {! The subject property is shown on the map labeled EY~ibit "A~" attached hereto and incorporated herein by reference. SECTION .~. The City Council hereby finds with respect to the subject property that: a~ Site. The site is so situated, and the existing uses proposed for the subject property are of such characteristics that the application of the RM-30 District standards will not provide sufficient flexibility for the proposed development, or for a development that is compatible with the mix of residential uses, density and design of the surrounding neighborhood. Specifically, while the RM-30 District encourages the development of higher density housing, particularly in the areas adjacent to downtown, it does not provide the flexibility for developing a small-lot 1 detached single-family residential project and tends to produce housing that is inconsistent with the scale~' character and circulation patt2rns of older, residential neighborhoods, such as Downtown North.. Furthermore, while the RM-30 District allows single-family r~sidences as a permitted use, the required provisions for developing such uses within this district (Section 18.24.090-Special Requirements, RM-30 District and Sections 18.12.050 through 18.12.080-Site Development Regulations, RMl District), in this case, make it difficult to desi.gn a single- family residenti~l project that is compatibl~~ with the mixed residential lan"~ :A.ses and development pattern of the surrounding neighborhood, particularly along the lane named Bryant Court. 1 960402 Lie 0080217 • • While RM·30 would permit greater density than the proposed project, it would also per.mit monolithic development or result in single- family homes on large lots, which would be out of scale and character with the other housing in the area_ Adoption of the PC District for this particular project would permit the necessary flexibility in individual lot size and reductions in setbacks so that a compatible, detached, single-family housing project can be built in an area of small increment, mixed residential uses. The proposed project will also not result in objectionable environmental ~cts such as peak hour. traffic impacts. b.. 13:nefits. Development of the site under the provisions of the PC Planned Community District will result in public benefits not otherwise attainable by application of the regulations of general districts or combining districts, as follows: {i) Application of the PC District to this pro~!!ct and site would permit the clustering of detached single- family residenti.Jl homes on small lotsf which would be compatible with tae density, design and character of the immediately surrounding neighborhood. (ii) The PC District will allow a style and type of housing wh.ich is needed in the community but which is not consistent with existing single-and multiple-family zone.. The proposed project provides medium sized, 3 and 4 bedroom homes with modest private open s~ce that. will accommodate families, and will address a major housing need in the conununity. Residential trends over the last decade demonstrate that the variety of housing types has been very limited. For-sale homes have been confined primarily to expensive, large single-family homes on conforming R-1 lots, moderately-sized to~nhomes with limited open space and common green area, and more moderately priced stacked flat condominiums dominated by smaller units. These trends have created a gap in housing stock between attached housing designed to accommodate young households without children and expensive single-family housing, which accommodate higher income households. (iii) The application of the PC District standards as proposed would result in public benefits by providing desirabl~ street improvements to the Bryant Court road right-of-way. These street right-of-way improvements would be beneficial to the neighborhood and community at large in that it would create an attractive and functional vehicular and pedestrian li~~ from Bryant Street to Johnson Park. c. Comprehensive Plan Goals. As modified by conditions of approval, the proposed project, specifically the proposed single-f~ily residential use, would be consistent with the Palo Alto Comprehensive Plan and consistent with the mix of residential unit types and densities which presently exist in the surrounding neighborhood. Specifically, the project would be consistent with the Palo Alto Comprehensive Plan .. Multiple-Family Residential" (density range of 10-45 dwelling units per acre) land use 2 96040llac 0010217 • • designation for this site, in that, it would result in an overall density of 14.9 dwelling units per acre, which is within the permitted r~1ge for this site. Furthermore, the project would be consistent with Program #1 and Program #13 of the adopted Housing Element in that it would maintain a single-family residential use of the site adjacent to the downtown area, and would provide a housing product for households with children. The proposed project would be consis!~nt and compatible with the development pattern, density and the mi.x of uni.ts types found in the Downtown North neighborhood and allows for a project to be designed to respect and protect site resources. SECTION 3. Those certain plans entitled •conceptual Site Plan-Everett Court S.F.D. Proposal,• prepared by Bassenian Lagoni Architects, dated January 2, 1996 r accompanied by a •Technical Site Plan" dated January 2,. 1996, floor plans and elevations dated October 20, 1995, Prel imi.r1ary Landscape Concept Plans (Gates & Associates) dated January 4, 1996, and Bryant Court Plan {Gates & Associates) dated January 4, 1996, and March. 1996, and approved by the Architectural Review Board on January 18, 1996, copy on file in the Planning Division office, an( to which copy reference is hereby made, are hereby approved as the Development Plan for the subject property, pursua~t to Palo Alto Municipal Code section 18.68.120. Said Development Plan is approved for the fell owing uses, and subject to the following conditions: a. Permitted Uses. The use shall be limited to l::i.ingle- family residential and accessory uses incidental thereto, as set forth in Section 18.12.030 of the Palo Alto Mun1cipal Code. b. ~onditional ~. All conditional uses as allowed in the R-1 {Single-family Residential} District as listed under Section 18.12. 040 of the Palo Alto Municipal Code, subject to issuance of a conditional use permit. c. Site nevelopment Regulati~. All improvements and development shall be substantially in accordance with the approved Development Plan~ The following c.re site development regulations which establish rules for modifications or additions to any building, accessory structure or landscaping on the subject property. Definition of terms used shall be in accordance with Chapter 18.04 (Definitions) of Title 18 (Zoning} of the Palo Alto Municipal Code. (i) The approved Development Plan requires the preservation and protection of a number of mature trees within the development and along the Everett Avenue street frontage. No development or improvement on any home and lot, following initial construction and occupancy, shall result in the removal or destruction of these trees. {ii) Once the project has been constructed consistent with the approved Development Plan, landscaping, spas, swimming pools, building colors and materials, skylights, exterior wall surface treatments, windows and/or window coverings may be 3 960402 lac 0080117 • • installed and/or modified without the approval of the Architectural Review Board, and will be subject to the site development regulations for substandard lots as applicable in the R·l zoning district. (iii) Any other exterior changes to the buildings or any new construction not specifically permitted by the Development Plan or by these site development regulations shall require an amendment to this Planned Community Zcne4 { ;..v) No new floor area or coverage may be constructed on any lot, except porchesf patio covers or trellises of less than 120 square feet, which SP~ll not exceed twelve feet in height and shall be setback at least three feet from any property line. d. Parking and Loading Requirements. The parking and loading requirements governing the subject property shall be in accordance with the approved Development Plan, on file with the Department of Planning and Community Environment and as amended in accordance with this section. Amendments to th~ Dev~elopment Plan shall be made consistent with the following conditions: (i) Driveway and/or guest parking spaces ~hall be provided for unit numbers 1-6 (Bryant Court frontage} to serve as the second on-site parking space for these units {in addition to the one-car garages). The final design and arrangement of t~ese driveway and/or guest parking spaces shall be subject to further study as required by the standard conditions cf project approval. These parking spaces shall be surfaced with a high quality decorative pavement, interlocking paver or turf block, as approved by the Architectural Review Board. If parallel driveway parking spaces are installed to meet this requirement (as depicted on the Conceptual Site Plan) , each space shall be 10 feet in width by 20 feet in length, as measured from the property line. If an alternative parking arrangement is approved, each space shall comply with the minimum dimensional standards requ.ired under Chap~er 18.83 of the PAMC. {ii} Adequate maneuvering and back-out dimensiol"..s shall be provided for unit numbers 7, 8, 9 and 12, as approved by the Transportatiun Division~ Portions of the two driveways serving the Everett Avenue units where maneuvering and back-out area is 'shared' between units shall be surface with a high quality decorative pavement, as approved by the Architectural Review Board. (iii) The curb cuts and driveway aprons for the two Everett Avenue driveways (serving as access to ,~it numbers 7-13) shall be adjusted to preserve and protect the existing street trees (two Southern Magnolias, trees #2 and #4 as identified in Attachment #3 of 95-EIA-22, on file with the Department of Planning and Community Environ..'llent). The 'shared' driveways shall be reduced in width from 18 feet to 15 feet, except where these driveways intersect with the private driveway aprons fer each unit [where an 18-foot width or greater shall be maintained to comply 4 960402 lac 0080217 • • with required condition (d) {ii)]. The final configuration of the driveways shall be approved by the Planning and Transportation Divisions and the City Arborist. {iv) Signage and landscaping shall meet the sight distance requirements of Section 18. 83.080 of the Palo Alto Mur .. icipal Code applicable to all drive'A'ays within the development, to the satisfaction of the Transportation and Planning Divisions. The above noted amendments shall be reflected in the Tentative Subdivision Map, the Final Map and the final plans submitted for the issuance of a building per.mit(s). e. Special Regyirem~nts. (i) In conformance with the City's Belo~ Market Rate (BMR) requirements (Program #13, Housing Element, r .. .lo Alto Comprehensive Plan), unit #6 of the development shall be reserved for sale as a below market rate (BMR) unit. Unit #6 shall be placed in the City• .s BM:R program as for a 'for sale' unit. The Palo Alto Housing Corporation (PAHC) is the City's designated representative to aCL'11inistE.1" ~&le of the BMR unit. The specific requirements shall be as follows! (aa} The sales price of the unit shall be $146,550. (bb) The unit shall consist of approximately 1,377 square feet and contain three bedrooms, corresponding to Plan #l on the Development Plans dated October 20, 1995, on file with the Department of Planning and Community Environment. (cc} The design, construction, materials, f iv.i shes, windows I hardware, 1 ight fixtures, landscaping 1 irrigation, appliances~ and other like features of the BMR unit, shall be comparable to the design and construction of all other units in the project. Iu addition, an in-lieu fee of .8125% .of the actual sales value of each of the remaining 12 units in the project shall be collected by the applicant upon first sale of each unit and paid to City for deposit in the housing reserve fund. The provisions of this condition e.(i) have been negotiated between the City and the project applicant, and are set forth in that letter from the Director of Planning and Community Environment dated November 8, 1995, acknowledged and agreed to by the applicant on January 31, 1996, as amended by letter dated March 26, 1996; and these provisions shall also be incorporated into the Subdivision Improvement Agreement required as a condition 5 960402 lac 0080217 I I • • of approval of the tentative suooivision map for the subject property. In the event of ~.:onflict between the November 8, 1995, letter and this Ordinance, the terms of this Ordinance shall prevail. (iil Prior to the issuance of a building permit or prior to the submdttal of a final Map, whichever first occurs, the property owner shall prepare and submit a detailed plan for improvements to the Bryant Court public street right-of -way. Consistent with the proposal presented by the applicant, the improvements are to include a repavement of Bryant Court from Bryant Street to Waverley Street (concrete material for a width of 20 feet) lt'ith incorporation of textured or concrete pavement accents with.in the width of the paved right-of-way. The proposed improvements include the replacement of the existing street lighting standards with new, pedestrian-scale light standards. The detailed pl~n for the Bryant Court right-of-way shall be reviewed and approved bt the City's CIP Design Consultant and the Architectural Review Board. Prior to a review of the detailed plan by the Design Consultant and the Architectural Review Board, the project sponsor shall be required to complete the following: {aa) If the City detennines that traffic- calming measures are appropriate and desirable for Bryant Court, then such measures as determined by City shall be incorporated into the detailed plans for the right-of-way and installed as part of the overall improvements. (bb) The project sponsor shall identify the proposed location/geographical pla.cement of at least six new pedestrian-scale street lighting standards. 'l"hese standards shall be placed along the north and south side of the lane, within the width of the paved right~of-way. Furthermore, a detailed specification of the lighting standard shall be submitted. The selected standard shall be consistent with the smaller of the two lighting standards presented in the Bryant Court Plan (Gates and Associates), dated January 4, 1996. The final standards shall be approved by the Department of Public Works. (cc) The proje·ct sponsor shall install 15 MPH speed limit signs along the Bryant Court right-of-way. The geographic location and 6 I • I .. I • • specifications for these signs shall meet the requirements of the City Transportation Division . f. pevelgpment Skhedule. Construction of the project approved by this ordinance shall commence no later than September 1~ 1996, and shall be completed on or before October l, 1997 .. SECTIQN 4. The Council finds that this project, as mitigated, will not have a significant environmental effect. SBCTIQN ....5.. This ordinance shall be effective on the thirty-first day after the date of its adoption. INTRODUCED; March 18. 1996 PASSED: April 1, .1996 AYES: M'"DERSEN ~ FAZZINO, MCCOWN, SCHNEIDER, SIMITIA..~, WHEELER NOES: ABSTENTIONS : HUBER ABS~: KNISS, ROSENBAL~ THIS OOCtJMEttlf tS CEitnR£0 TO 8£ AN ()lt)tHAJI.'i::E OUl Y PASSED BY 1'H£ COUNCIL Of THf CflY OF .P4t.Cl At to AND lHEtlfA~ tER~) ~ C0UNaL. CM.utr-ERS ON ~ Zf7(r (M'OON 11 OAYSOfiTSP ) "l eertily{or Ged:ln) ...aer ~ ·~$at tbe ......... ~ piK.-iM~CA -'1 7 North EXHIBIT nAn J